Browsing Posts tagged revitalization

The full extent of the disastrous ‘Master Plan’ vote from 2008 is finally coming into focus. The latest poison pill to growth in New Orleans is the ‘Neighborhood Participation Plan’, which was inserted into the authorizing ‘Master Plan’ amendment. This will come as little surprise to anyone who has followed land use and planning issues, as the chief proponent and architect of the dubious notion of a ‘master plan with the force of law’ has been against EVERY new development and any change in this city for decades.

But now we are faced with a so-called “Neighborhood Participation Plan” which threatens to derail any and every new development requiring any sort of variance or zoning change. It adds time and expense and more uncertainty to almost every application to the City Planning Commission.

All of the yellow boxes are new hoops for getting a conditional use through the process if the NPP gets adopted as is.

The draft of the “Neighborhood Participation Plan” includes:

- A “pre-application” process which extends the timeline for consideration indefinitely.

- A requirement that most zoning changes and some basic variances go through their own specific ill-defined “Neighborhood Participation Plan” that the applicant is expected to pay for and administrate.

- A requirement that the applicant must present, as part of their application, once it finally gets out of the ‘pre-application period, all of opposition and concerns to their application.

- Once the application is submitted it can be subject to endless public hearing requirements.

- It writes in special treatment for neighborhood associations which, traditionally, have been more opposed to new development and zoning changes than the public at large.

What it excludes is any protections against groups or individuals attempting to extort concessions that don’t touch specifically on the parcel in the application.

This new method of delaying zoning change requests indefinitely will politicize to an even greater extent an already opaque, convoluted and onerous process. It will lead to needing your neighbor’s permission to use your property as you see fit. It will add an infinite amount of new rings to kiss. Watch for established businesses to manipulate the process to keep out competition.

All of this is against a background of a wholly inadequate zoning code that doesn’t provide flexibility for property owners and makes conditional uses and zoning changes necessary by failing to plan for the obvious notion that narrowly written criteria will exclude the great bulk of what people actually want to do with their property. But it is naturally New Orleans that the rules are put in place so that we can have the privilege of paying to have them relaxed.

So how we fix this, short of doing the smart thing and throwing the whole thing out and starting all over again?

- Remove the pre-application process and requirement.

- If there is a Project Neighborhood Participation Plan to be required, and why would there be, but if there is, it should be paid for and administered by the Planning Commission Office, using the District Planners. And it should be done within the application timetable.

-There should be no increase in fees associated with this Plan, instead it should come from the city’s general fund. It is not the fault of the applicant that the code didn’t take into account their plans.

- If neighborhood associations want special access to the process there should be fees for that special access.

- Remove the provision in the flow chart where an application can be subject to endless public hearings.

We have done enough in New Orleans to empower the endless opposition to growth and development. We are struggling as a city because of it. If we can’t remove this “Neighborhood Participation Plan” at least we can find ways to make it less destructive to the future of New Orleans.

One of the most beloved aspects of the “New Orleans Culture” is its embrace of music. Unfortunately for decades New Orleans zoning code was hostile to live music in the city. The only place that live music was a “Permitted” use under the zoning code was Bourbon Street, initially, and then Frenchman Street additionally. Outside of these two entertainment zones, live music was either “conditional” or not allowed.

The City of New Orleans is now rewriting its zoning code and we have the opportunity to expand & protect live music and the venues that host it.

Well, this a moment of opportunity. If you want to see Live Music thrive and grow in New Orleans you need to send in a note to the City Planning Commission.

A couple of key points to hit in your comments would be.

- A desire that live music be a “permitted” use in Commercial, Mixed Use & Neighborhood Business zoning categories provided the venue can operate within the municipal code’s sound ordinance.

- That live music is an integral part of the New Orleans economy as expressed through the “cultural economy” sections of the Master Plan. And that not allowing live music to play a larger role in neighborhood economies is contrary to the ‘spirit’ of the City’s master plan.

Public comments may be emailed to the CPC office at cpcinfo@nola.gov. Please type “CZO Draft” into the subject line.

The folks looking to shut down live music venues are already organized. New Orleans if full of NIMBYs looking to shut down anything they can’t specifically control or doesn’t specifically meet their needs. We have an opportunity to get live music as a permitted use enshrined in the zoning code if we act now.

It may not have seemed like a housing crisis but it was. And it all related to our population numbers and our economy.

At the peak of our population we were close to 650,000 people. This was prior to most of New Orleans East being developed. Since those times in the early 1960s we have continually lost population and in the meantime we built probably a third more houses and apartments in the 1970s and 80s.

Add to this a form of housing, the shotgun, that dominates many older neighborhoods, that has proven itself extremely unpopular with a modern American family that wants bedroom doors that close. Finally moving out of a shotgun house was for many lower middle class New Orleans families proof that you could sustain yourself in some fairly comfortable manner.

The rents, pre-Katrina, were fairly cheap and based upon two things: An owner who didn’t need to pay off a mortgage but didn’t really spend that much on upkeep and tenants who couldn’t afford much working in the low wage, tourism based economy.

The storm, and the subsequent housing shortage in the immediate aftermath, drove up rents, but we also saw wages rise to meet the new financial reality.

Now both wages and rents are falling.

More and more apartment complexes are coming online, many of them financed by disaster recovery funds. This in turn is driving down rents for the small landlord.

The small landlord, in contrast, has new debt and new and prohibitively expensive insurance. If the rents reach pre-Katrina levels, and in many places they are approaching that, there will be no incentive to maintain these houses.

Meanwhile, the population has not kept pace with the growth in housing and the economy is failing to produce the jobs for the citizens so that they can afford rent.

The growth in new housing development undercuts the need to save any marginal old houses that dot our city streets with blight.

But, even now we have two city agencies fighting over whether we keep blighted houses or remove them. The New Orleans Redevelopment Authority (NORA) has been continually stymied by the Neighborhood Conservation District Committee (NCDC) in demolishing houses.

So, here’s the question? Just when can we get rid of houses that no one wants to live in, that have been empty for years, when it is likely we won’t have a population to fill all of the houses we have unless we significantly remake our economy into one where people have the resources to take on expensive projects like renovations of blighted property?

It’s clear to me that we are going to have to reimagine a New Orleans that perhaps doesn’t have the street density it once had. Or one that mixes new construction and design in with older buildings. But we can look at a block that in the future has 10 stellar houses with side yards rather than 15 half fixed/half blighted houses.

We have to adjust our thinking. Vibrant cities change constantly. But unless we attract more people on the basis of economic development, there will be little reason and fewer resources to address blight by any other mechanism except demolition.

I am often treated by folks who just moved here about how New Orleans is so unique. I get to hear all about how New Orleans is the most European or the most Caribbean city. Some folks from elsewhere in America will exclaim to me, breathlessly, that “it’s not like being in America at all.”

But see, here’s the thing. It is like being in America. Our America. Our America is like most of the country in many ways and different in many ways. But this is the thing, it is still our America. Of course we have a lot of people who think there is some sort of homogeneous “American” experience, but of course that is a very narrow appreciation of the country and it’s basic diversity. The farm life in Kansas is very different than life in a New York City borough. There is a world of difference between the daily experience of someone in the Florida Panhandle and streets of Chicago. There are many Americas in this country. And even if there are things that are common to most of us it is very superficial to look at this as one culture.

And so we need to talk to you about our America because there are things you need to know.

The big differences are the easiest. Mardi Gras is a given but everyone in New Orleans has their own Mardi Gras. It might be old line krewe, or masking Indian, or truck float riding, or French Quarter rambling, or escaping to the ski slopes. Every family has at least one local culinary specialty that they take some sort of pride in: red beans and rice, crawfish boil, gumbo, jambalaya, etouffee. In addition to that they have one family food specialty that reflects their own personal history; lasagna or meatballs, stuffed cabbage, mole.

We are not hung up on drinking. We are gamblers, as you would expect folks who lived in such a precarious place would be. We like our bargains. Before the collapse of our retail sector we shopped at both local and national chains. We have things that we will only buy from one specific store but for most purchases the bargain trumps any notions of loyalty.

We have watched for a long time the decline of our city as places like Houston took our jobs and Atlanta took our people. We recognize the folks in Metairie and St. Bernard and on the Westbank as our folks, even if we wonder why anyone would move to the country, by which we mean, the Northshore.

We are social people. As evidenced by the story a fire chief in Maryland who worked after the storm told me about people he came to rescue inviting him in for a drink.

But still, this is our America. It may have been different than the America you grew up in but it is still America. And as it is America, it still has all the need for things that the rest of America needs: good jobs, a stable population that can support themselves economically, a desire to progress and grow so that their people can maintain themselves. Well, the basic things that every thriving city all around the world needs.

Don’t make the mistake of thinking that New Orleans is so “unique” that we can afford to ignore the basics of modern life, to do so suggests that it’s best days are in the past and it has no future outside that of a museum and a playground. New Orleans is better than that.

This is just a set, in concise form, of many of the themes, backgrounds, motifs and issues that are going to be central to this forum going forward. I expect that these will change over the course of writing in more detail. And who knows, my mind may change on some of these in the future. But now, just now, these are some of the more important points I’ll be working on with posts here.

- The River. The reason New Orleans is here, the reason our city was built here, and the reason we are still important to the rest of the country is due, primarily, to the river. Forget this and you will suffer for it.

- International Trade. We built a lot of things and grew when trade was central to our life in New Orleans. We began to ignore it and we began our decline.

- Tradition may or may not be a problem. Insularity almost always is.

- Romanticizing New Orleans and thinking that it is so “unique” that it doesn’t need to participate in the U.S. or world economy is one of the most damaging things you can do to the city. The people of New Orleans make it unique and if the people can’t sustain themselves then New Orleans dies as they leave for economic opportunity elsewhere.

- If you think national retail chains and large scale business are somehow incompatible with New Orleans, you haven’t been here long enough.

- Those who complain that they don’t want New Orleans to be like “Houston or Atlanta” don’t seem to realize 1) Both those cities started out trying to be like New Orleans (in terms of economic primacy) and 2) that a lack of opportunity for our citizens will have them moving to places like Houston or Atlanta.

- Historic preservation is fine in small doses and when completely voluntary. When it becomes compulsory and preservationists become strident it becomes stifling.

- The combination of strident preservationists and an insular ruling class combine to be like a bad jealous lover for the city of New Orleans. They don’t want you to change and they don’t want you to meet anyone new.

- I will struggle to remember that you can get into a lot of trouble speaking in metaphors and similes in New Orleans.

- Neighborhood Organizations can be a double edged sword in a community, providing a method for disseminating crucial information and being a catalyst for positive neighborhood projects but oftentimes being resistant to change, a self appointed cadre of the NIMBY-minded with a reflexive NO towards most new development.

- Basic code enforcement, or rather the lack of it, is impacting economic development.

- In New Orleans, oftentimes, something is restricted so that you can have the privilege of paying to do it or have it done. More regulations generally just mean more opportunity for corruption.

- Almost every new development that has been built in the city in the past 50 years has had a positive impact on the areas around them. In the cases where you think they haven’t you need to perhaps look closer at what is causing the decline.

- Concentrating poverty has failed miserably.

- And to paraphrase Ernie K-Doe. “When you got your money in your pocket, that’s your money.” That pretty well underscores how important individual economic opportunity is and why we should do the things we need to do to make sure that we build a prosperous city.

So… these are it… mostly, in a couple of bullet points what we will be talking about here.

Use the area under the overpass at Canal and Claiborne to build a bus
transfer station.

Currently: The vast majority of RTA bus routes terminate at the corner
of Canal and Basin/Rampart/Loyola. There are no amenities for riders
to keep them from having to wait for buses in the sun and rain. Other
buses that serve riders in the city terminate on the corner of Loyola
and Tulane. The area of the bus stops is run down.

Proposal- Use the area under the overpass at Canal and Claiborne to
consolidate the bus stops into a bus transfer station.

Elements:

- Fence the area for security with limited access points on
the ends of the station.

- Provide Security for the area with both cameras and guards.

- Install two small kiosks, about the size of a news stand to
sell cold drinks, newspapers and magazines. Use the rents from these
kiosks to defray the costs of security. On special event days local
merchants can be brought in, market style, to provide goods for the
bus passengers.

- Install a Public Address system to announce the arrival and
departure of the buses.

- Create a driver’s breakroom with a functioning restroom.

- Provide ample trash receptacles.

- Install adequate lighting for security.

- Install a light colored fabric cover under the overpass to
keep debris off of the passengers and provide a canvas for a series of
decorative color changing LED light fixtures that can be programmed to
respond to special events. (Purple, Green and Gold for Mardi gras, Red
and green for Christmas, Team colors for a superbowl, etc.

Benefits

- Would get public transit customers out of the elements while
waiting for their bus.

- Would encourage reinvestment in both the corners of Canal
and Basin/Rampart and the corner of Canal and Claiborne.